Sacramento 95816 · Midtown / Winn Park / Capital Avenue · APN 007-0113-033-0000 · City of Sacramento
Zoned C-2-SPD in City of Sacramento and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,000,000 ($880,000–$1,120,000).
Public building records show issued construction/renovation work on this parcel (13 total permits, latest Apr 8, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
89 substantial renovation & housing permits over 24 months (52.9 per 1,000 parcels vs. 30.4 citywide baseline) (#3 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Midtown / Winn Park / Capital Avenue)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,000,000
Benchmark range: $880,000 – $1,120,000
Remodel / interior alteration (COM-2415552): Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (review-time benchmark)
Closest lead: Hattie's House (0.18 mi S, entitled). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$988/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 44 homes completed, 9 permitted, 38 proposed or in review; 1 demolition.
24 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
879 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: permits located by parcel, ½ mile radius · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with City of Sacramento's planning department before relying on it.
Sources: City of Sacramento CDD, Zoning (retrieved Nov 11, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-2 as commercial, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.4 yr (since Jun 24, 2022), with no new permit record in 4.3 yr. · 1 unit · $1,100 declared valuation
In "Entitled" for 4.2 yr (since Aug 23, 2022), with no new permit record in 4.2 yr. · 2 units
Permit issued and active for 7.8 yr (first record Jan 14, 2019), with no completion or new permit record in 3.7 yr. · 5 units · $850,000 declared valuation
In "Entitled" for 3.1 yr (since Oct 6, 2023), with no new permit record in 3.1 yr. · 24 units
In "Entitled" for 2.9 yr (since Dec 1, 2023), with no new permit record in 2.9 yr. · 1 unit
In "Entitled" for 2.6 yr (since Apr 5, 2024), with no new permit record in 2.6 yr. · 1 unit · $99,402 declared valuation
Nearby commercial tenant improvement (2820 O St): Project name changed from (blank) to INTERIOR REMODEL
Record COM-2610276 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (1476 33rd St): Status changed from Issued to Finaled
Record RES-2619213 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2431 N St): Status changed from Plan Check Wait to Complete
Record COM-2616674 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby roof replacement (1317 23rd St): First appeared in published agency feed
Record RES-2622069 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2800 L St): Status changed from Issued to Finaled
Record COM-2608776 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (3001 I St): Status changed from Issued to Expired Permit
Record SIG-2605986 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1020 29th St): Status changed from Issued to Finaled
Record COM-2619450 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby sign (2600 Capitol Ave 300): First appeared in published agency feed
Record SIG-2621637 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2500 K St): Status changed from Plan Check Target to Plan Check Wait
Record COM-2610269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Status changed from Ready-to-Issue to Issued
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (3421 I St): Issued date changed from (blank) to 2026-10-05
Record COM-2617269 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (1233 32nd St 1): Status changed from Applied to Issued
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (1233 32nd St 1): Issued date changed from (blank) to 2026-10-01
Record COM-2620318 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby hvac / heat pump (711 28th St): First appeared in published agency feed
Record RES-2622390 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Nearby commercial tenant improvement (2626 N St): Status changed from Plan Check Wait to Plan Check Target
Record COM-2615741 · Detected between snapshots
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full City of Sacramento development graph →In "Entitled" for 3.1 yr (since Oct 6, 2023), exceeding the 210d median and 627d 90th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (24 housing units across 0 permits).
In "In review" for 12 mo (since Nov 13, 2025), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657). project_name changed to "GARAGE CONVERSION TO ADU" in snapshot Nov 1, 2026.
Issued after 6 mo — slower than 90% of remodel / interior alteration permits in City of Sacramento (median 4d, 90th pct 55d, n=8,151).
In "Entitled" for 17 mo (since Jun 6, 2025), exceeding the 210d median and 365d 75th percentile for new multifamily / condos / mixed-use permits in City of Sacramento (n=199). High-impact scale (20 housing units across 0 permits).
Active in "Issued" for 7.8 yr (first record Jan 14, 2019) with no new permit activity recorded in 3.7 yr. High-impact scale (5 housing units, $850,000 declared valuation across 2 permits).
In "Entitled" for 2.6 yr (since Apr 5, 2024), exceeding the 45d median and 184d 90th percentile for new single-family home permits in City of Sacramento (n=3,657).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,682 parcels
+34.2% YoY
City baseline: 30.4 / 1k
89 in trailing 24m
Includes 12 ADUs
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Wfc Builders | Commercial tenant improvement | 1 on parcel23 in ½ mi | $3,646,840 | 23 vs 9 prior+156% |
| Icon General Contractors Merged: ICON GENERAL CONTRACTORS INC · ICON GENERAL CONTRACTORS LLC | Commercial tenant improvement | 2 on parcel12 in ½ mi | $954,829 | 39 vs 62 prior−37% |
| West Fork Construction | Commercial tenant improvement |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 3,657 | 28d | 45d | 85d | 184d | 41d(vs 51d prior) |
| New duplex / half-plex | 115 | 82d | 184d | 416d | 575d | 144d(vs 361d prior) |
| New multifamily / condos / mixed-use | 199 | 125d | 210d | 365d | 627d | 199d(vs 289d prior) |
| Accessory dwelling unit (new or conversion) |
HUD Small Area Fair Market Rent · ZIP 95816
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($10,000/yr) + local voter-approved bond debt ($1,400/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$49,199/yr
Cash needed: $220,000
NOI: $11,480/yr
P&I: $5,057/mo
For $0/mo net cash flow
At $2,725/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $2,507/mo | −$4,413/mo | -24.1% | $8,667/mo | −$4,398/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $2,725/mo | −$4,100/mo | -22.4% | $8,022/mo | −$3,931/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by local ordinance ceiling of 8.6%/yr) | $2,889/mo | −$3,920/mo | -21.4% | $7,836/mo | −$3,575/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In City of Sacramento: Sacramento Tenant Protection Program (City Code Ch. 5.156) — 5% + CPI (8.6% cap effective July 1, 2026) for covered pre-1995 multifamily units. Official program rules ↗
HVAC CHANGE OUT
EPC - Hvac unit replacement 40 ton roof mounted package unit Like for like with new electrical feed from panel
2801 K ST - Replace (3) existing WSHP like for like
Replace (3) existing WSHP like for like. As noted on form CDD-0036, appliances heavier than 400lbs require engineering calculations. Provide engineered calculations and specifications for anchorage of new HVAC unit to existing structure per ASCE 7-16 §13.1.4 and §13.6 (e.g., clips/fasteners from new HVAC unit to existing curb/structure). All work subject to field inspection.
Replace Rooftop Cooling Tower
EPC - EXPEDITED - DISCONNECT (E) CT-1 FROM EXISTING UTLITIES. REPLACE (E) CT-1 WITH (N) CT-1 RECONNECT TO EXISTING UTLITIES.
2801 K Street com water heater permit minor no plans
Water Heater Permit: Replace 2 water heaters, like for like. Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314.
Suite 505 - Remodel
EPC - EXPEDITED - SUITE 505 - REMODEL CONSISTING OF OFFICE REMODEL INCLUDING DEMO & CONSTRUCTION OF NON-BEARING PARTITIONS, RECONFIGURATION OF EXISTING CEILING GRID AND TILE, RELOCATION OF EXISTING AND NEW LIGHT FIXTURES, HVAC GRILLES, NEW OUTLETS & FINSIHES EXISTING MECHANICAL, PLUMBING, ELECTRICAL AND FIRE SPRINKLER ARE MODIFIED AS NEEDED
HVAC C/O, RTU
Suite 410 only, "Furnish and install new Climate Master 2.5 ton WSHP - like for like. Heating and Cooling equipment. NRCC-MECH-E attached. NRCA-MCH-02-A and NRCA-MCH-03-A required at Final Inspection.1000 S/F office space. No Suite numbers on file for this address. Address request form must be submitted and confirmed before final inspection approval.
FPP 2801 K Street REMODEL
EPC - EXPEDITED - TENANT IMPROVEMENT, CONSISTING OF OFFICE REMODEL , DEMOLITION AND CONSTRUCTION OF NON-BEARING PARTITIONS, RECONFIGURATION OF EXISTING CEILING GRID, AND TILE, RELOCATION OF EXISTING AND NEW LIGHT FIXTURES, HVAC GRILLS, NEW OUTLETS AND NEW FINISHES. THE EXISTING MECH., ELEC.AND FIRE SPRINKLER ARE MODIFIED AS NEEDED TO ACCOMMODATE NEW LAYOUT. PLUMBING FIXTURES WILL BE EXCHANGED, BUT LOCATION WILL REMAIN THE SAME AND EXISTING WATER AND SEWER LINES WILL BE REUSED.
Commercial Remodel - Accessibility Upgrades (10-5-5)
EXPEDITED 10-5-5: - EPC - Finishing Accessibility Barrier Removal work started under previous permits COM-1408860. This is a barrier mitigation project only for public areas on floors 1-5 of 2801 K St and attached parking garage. Plumbing part of scope of work, see P1 sheet. Comment added in Accela.
2801 K Street sign (Rite Aid (w/logo)
Installation of one (1) illuminated wall sign.
ELECTRICAL PANEL - SUITE 115
EXPEDITED - ELECTRICAL PANEL FOR MODULE FURNITURE IN EXISTING OFFICE.
HVAC C/O
EXPEDITED - C/O HVAC electric to gas 20ton like for like in size
Suite 310
EXPEDITED - Suite 310 interior remodel. Remove one door and patch back fire rated wall and one non load bearing column.
Suite 220
EXPEDITED - Suite 220 add one new utility sink and eye wash station.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Geography: parcel (APN) · Source updated Nov 1, 2026 · Retrieved Nov 3, 2026 · Applied and issued dates come from the city's Applied and Issued permit datasets. The city publishes current status without a date, so status changes are dated by the window between our snapshots.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From City of Sacramento's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: City of Sacramento CDD, Zoning · Geography: zoning district polygon at parcel point · Source updated Nov 11, 2026 · Retrieved Nov 11, 2026
0.99 acres
Assessor's classification for assessment purposes. This is not zoning.
2801 K ST; 2801 K ST STE 100 STE 100; 2801 K ST STE 105 STE 105
Source: Sacramento County GIS, Parcels · Geography: parcel · Source updated Nov 8, 2026 · Retrieved Nov 8, 2026
Assessed values and limited building characteristics (Sacramento County Assessor)
Current roll value. This is assessed value, not market value.
Search by parcel number 007-0113-033-0000. Shows direct levies and special assessments.
Search the city's permit system by address or record number
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 2 on parcel11 in ½ mi |
| $2,156,323 |
| 0 vs 0 prior |
| Air Service And Construction Merged: AIR SYSTEMS SERVICE & CONSTRUCTION INC · AIR SYSTEMS SERVICE & CONSTRUCTION LLC | Remodel / interior alteration | 1 on parcel7 in ½ mi | $730,957 | 1 vs 6 prior |
| Apc Electric | Remodel / interior alteration | 1 on parcel5 in ½ mi | $77,820 | 1 vs 1 prior |
| Acco Engineered | HVAC / heat pump | 3 on parcel3 in ½ mi | $156,036 | 5 vs 11 prior−55% |
| Cooper Oates Air Conditioning | Roof replacement | 1 on parcel1 in ½ mi | $236,177 | 1 vs 1 prior |
| Environmental Control | HVAC / heat pump | 1 on parcel1 in ½ mi | $75,000 | 0 vs 0 prior |
| Coast Sign | Sign | 1 on parcel1 in ½ mi | $1,400 | 0 vs 0 prior |
| Hooke Custom Cabinets Recent nearby: 2316 Neighbors Aly (Sep 30, 2021) | Addition (adds square footage) | 10 in ½ mi | $2,013,178 | 0 vs 0 prior |
| 1,693 |
| 57d |
| 97d |
| 172d |
| 284d |
| 97d(vs 103d prior) |
| Addition (adds square footage) | 1,948 | 6d | 42d | 83d | 162d | 49d(vs 43d prior) |
| Remodel / interior alterationOn this parcel | 8,151 | 1d | 4d | 21d | 55d | 5d |
| Commercial tenant improvementOn this parcel | 2,366 | 30d | 63d | 119d | 201d | 61d(vs 64d prior) |
| Roof replacementOn this parcel | 19,072 | 0d | 0d | 0d | 2d | 0d |
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.